Sacramento 95818 · Curtis Park · APN 013-0323-023-0000 · City of Sacramento
Since October 2024 within ½ mile: 11 homes completed, 10 permitted, 5 proposed or in review (1 of them deed-restricted affordable); 3 demolitions; 1 commercial or mixed-use project.
28 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
669 permits within ½ mile since October 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
$1,080,000
Benchmark range: $950,000 – $1,210,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Oct 1, 2026 · Retrieved Oct 22, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Oct 22, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of R-1 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Entitled" for 3.8 yr (since Jan 23, 2023), with no new permit record in 3.8 yr. · 2 units
Permit issued and active for 3.9 yr (first record Dec 13, 2022), with no completion or new permit record in 3.6 yr. · 1 unit · $240,106 declared valuation
In "Entitled" for 3.6 yr (since Mar 30, 2023), with no new permit record in 2.8 yr. · 1 unit · $300,000 declared valuation
In "Entitled" for 2.6 yr (since Mar 12, 2024), with no new permit record in 2.6 yr. · 1 unit · $53,581 declared valuation
Permit issued and active for 3 yr (first record Oct 20, 2023), with no completion or new permit record in 2.1 yr. · 1 unit · $260,585 declared valuation
Permit issued and active for 3 yr (first record Oct 20, 2023), with no completion or new permit record in 2.1 yr. · 1 unit · $477,356 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $686,719 in September 2025 to $700,634 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95818 (not a parcel appraisal)
3632 24th St · 1 unit · $96,932 valuation
Records span Mar 9, 2026 to Sep 10, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3507 10th Ave · 1 unit · $184,767 valuation
Records span Jul 1, 2026 to Aug 28, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2801 13th Ave · 1 unit · $280,669 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3430 31st St · 1 unit · $73,786 valuation
Records span Sep 7, 2023 to Jul 29, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2441 6th Ave · 1 unit · $200,000 valuation
Records span Feb 27, 2026 to Jun 15, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3858 Jeffrey Ave · 2 units · $216,670 valuation
Records span Jan 21, 2026 to Jun 2, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3608 35th St · 1 unit · $70,000 valuation
Records span Mar 3, 2026 to May 12, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Addition (adds square footage) permit issued (RES-2606919)
Addition & Remodel
EPC - 498-sqft 2nd floor addition, replace existing deck with 589-sqft deck with stairs, complete reroof, elec. service relocation, 1st level interior renovation Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Any new landscaping done on this property must be compliant with the City’s Water Efficient Landscape Ordinance 15.92. SEE REVISION RES-2601614: REVISION TO RES-2522678: replace 2 patio doors with windows. Extend upper roof gable end 18" to align with 1st floor below · Declared valuation: $355,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Addition (adds square footage) permit application filed (RES-2606919)
Addition & Remodel
EPC - 498-sqft 2nd floor addition, replace existing deck with 589-sqft deck with stairs, complete reroof, elec. service relocation, 1st level interior renovation Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Any new landscaping done on this property must be compliant with the City’s Water Efficient Landscape Ordinance 15.92. SEE REVISION RES-2601614: REVISION TO RES-2522678: replace 2 patio doors with windows. Extend upper roof gable end 18" to align with 1st floor below · Declared valuation: $355,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
3324 6th Ave · $8,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3427 33rd St · 1 unit · $21,825 valuation
Records span Sep 27, 2024 to Feb 18, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3274 9th Ave · 1 unit · $60,026 valuation
Records span Feb 17, 2026 to Feb 18, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Plan revision / deferred submittal permit application filed (RES-2601614)
REVISION TO RES-2522678
EPC - REVISION TO RES-2522678: replace 2 patio doors with windows. Extend upper roof gable end 18" to align with 1st floor below
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
3123 33rd St · 1 unit · $8,800 valuation
Records span Jan 2, 2026 to Jan 26, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →Active in "In review" for 4.1 yr (first record Sep 29, 2022) with no new permit activity recorded in 20 mo. High-impact scale (4 housing units, $590,212 declared valuation across 4 permits).
Active in "In review" for 15 mo (first record Aug 5, 2025) with no new permit activity recorded in 15 mo. High-impact scale ($1,036,934 declared valuation across 1 permit).
Active in "Issued" for 4.7 yr (first record Mar 2, 2022) with no new permit activity recorded in 23 mo.
Active in "Entitled" for 3.6 yr (first record Mar 30, 2023) with no new permit activity recorded in 2.8 yr.
Active in "Entitled" for 2.6 yr (first record Mar 12, 2024) with no new permit activity recorded in 2.6 yr.
Active in "Issued" for 3.9 yr (first record Dec 13, 2022) with no new permit activity recorded in 3.6 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,611 parcels
−14.9% YoY
City baseline: 30.6 / 1k
124 in trailing 24m
Includes 22 ADUs
HUD Small Area Fair Market Rent · ZIP 95818
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($10,800/yr) + local voter-approved bond debt ($1,512/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$56,823/yr
Cash needed: $237,600
NOI: $8,710/yr
P&I: $5,461/mo
For $0/mo net cash flow
At $2,525/mo rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,323/mo | −$5,025/mo | -25.4% | $9,338/mo | −$5,025/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,525/mo | −$4,735/mo | -23.9% | $8,643/mo | −$4,592/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,677/mo | −$4,568/mo | -23.1% | $8,442/mo | −$4,262/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
Expired / withdrawn1 unitsMar 7, 2025 – Sep 22, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Addition & Remodel
EPC - 498-sqft 2nd floor addition, replace existing deck with 589-sqft deck with stairs, complete reroof, elec. service relocation, 1st level interior renovation Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Any new landscaping done on this property must be compliant with the City’s Water Efficient Landscape Ordinance 15.92. SEE REVISION RES-2601614: REVISION TO RES-2522678: replace 2 patio doors with windows. Extend upper roof gable end 18" to align with 1st floor below
REVISION TO RES-2522678
EPC - REVISION TO RES-2522678: replace 2 patio doors with windows. Extend upper roof gable end 18" to align with 1st floor below
Addition & Remodel
EPC - 498-sqft 2nd floor addition, replace existing deck with 589-sqft deck with stairs, complete reroof, elec. service relocation, 1st level interior renovation Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Any new landscaping done on this property must be compliant with the City’s Water Efficient Landscape Ordinance 15.92. SEE REVISION RES-2601614: REVISION TO RES-2522678: replace 2 patio doors with windows. Extend upper roof gable end 18" to align with 1st floor below
Addition & Remodel
EPC - 498-sqft 2nd floor addition, replace existing deck with 589-sqft deck with stairs, complete reroof, elec. service relocation, 1st level interior renovation Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Any new landscaping done on this property must be compliant with the City’s Water Efficient Landscape Ordinance 15.92.
REVISION TO RES-1923159
EPC - REVISION TO RES-1923159: Relocate proposed first floor bath to east side. Resize windows at north wall. Reduce size of raised deck. Resize window at kitchen as noted. Resize window at Master. Relocate attic access. Add pocket door at Laundry room. Add platform to tub.
REVISION TO RES-1923159
EPC - REVISION TO RES-1923159: INCREASE OUTSIDE LANDING FROM 3'3" TO 4' WIDTH. WALL BETWEEN BATHROOM AND WALK IN CLOSET MOVED 1' EAST TO INCREASE LAUNDRY SPACE AND MAKE ENCLOSURE FOR TOILET. TOILET #2 REMOVED. POWDER ROOM MOVED FROM NW TO NE CORNER.
ADDITION
498SF second floor addition, remove existing 459SF deck and rebuild 589SF deck/balcony with new exterior stairs. Remodel kitchen, bath, family room. Reroof wood shake to comp. SEE REVISION RES-2014203: INCREASE OUTSIDE LANDING FROM 3'3" TO 4' WIDTH. WALL BETWEEN BATHROOM AND WALK IN CLOSET MOVED 1' EAST TO INCREASE LAUNDRY SPACE AND MAKE ENCLOSURE FOR TOILET. TOILET #2 REMOVED. POWDER ROOM MOVED FROM NW TO NE CORNER. SEE REVISION RES-2105786: Relocate proposed first floor bath to east side. Resize windows at north wall. Reduce size of raised deck. Resize window at kitchen as noted. Resize window at Master. Relocate attic access. Add pocket door at Laundry room. Add platform to tub.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Oct 1, 2026 · Retrieved Oct 22, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Oct 10, 2026 · Retrieved Oct 22, 2026
0.20 acres
Assessor's classification for assessment purposes. This is not zoning.
2667 11TH AVE
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 013-0323-023-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.